{"asOf":"2026-07-26T10:05:27.323Z","block":"1800-1899 N 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-22nd-st","address":"1845 N 22ND ST","parcelNumber":"322084800","source":"https://property.phila.gov/?p=322084800","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"BLACKSON AL","coOwner":null,"marketValue":319200,"landAssessment":63840,"improvementAssessment":255360,"livableArea":2553,"yearBuilt":1915,"lastSale":{"price":30000,"date":"2013-01-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"2964333","date":"2013-10-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2964334","date":"2013-10-08","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2997940","date":"2013-08-29","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2997941","date":"2013-08-29","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3744036","date":"2015-05-28","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3744033","date":"2015-05-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4006396","date":"2016-03-07","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4539692","date":"2017-12-19","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3042086","date":"2013-10-26","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"406314","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-10-08","completedDate":"2013-10-22","violations":[{"number":"2964333","date":"2013-10-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2964334","date":"2013-10-08","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410153","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-11-07","completedDate":"2014-08-01","violations":[{"number":"2997940","date":"2013-08-29","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2997941","date":"2013-08-29","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"482679","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-05-28","completedDate":"2019-05-17","violations":[{"number":"3744036","date":"2015-05-28","code":"A-301.1/49","title":"PERME- INSTALL SERVICE + WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3744033","date":"2015-05-28","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"525349","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-03-28","completedDate":"2016-11-10","violations":[{"number":"4006396","date":"2016-03-07","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"560213","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-10-19","completedDate":"2017-12-19","violations":[{"number":"4539692","date":"2017-12-19","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"497292","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3042086","date":"2013-10-26","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":5,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"410153","date":"2013-08-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"410153","date":"2013-09-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"410153","date":"2014-08-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"482679","date":"2015-05-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"482679","date":"2015-07-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"482679","date":"2015-10-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"525349","date":"2016-03-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525349","date":"2016-05-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525349","date":"2016-06-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525349","date":"2016-07-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"525349","date":"2016-10-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"560213","date":"2017-12-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"482679","date":"2019-05-17","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98303494930218,"lng":-75.17002849588562,"geom":{"type":"Polygon","coordinates":[[[-75.169855773,39.983036102],[-75.169866152,39.982988508],[-75.170200414,39.983033356],[-75.170190557,39.983081606],[-75.169855773,39.983036102]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1680,"zoning":"RSA5","grade":"C+","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1270 S BUCKNELL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-09-15","number":"25604","relatedPermit":"617186"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35700,"taxable":35700,"land":8002,"improvement":27698,"taxableLand":8002,"taxableImprovement":27698,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35700,"taxable":35700,"land":5355,"improvement":30345,"taxableLand":5355,"taxableImprovement":30345,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":35700,"taxable":35700,"land":5355,"improvement":30345,"taxableLand":5355,"taxableImprovement":30345,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":170000,"taxable":170000,"land":24224,"improvement":145776,"taxableLand":24224,"taxableImprovement":145776,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":90900,"taxable":45900,"land":12953,"improvement":77947,"taxableLand":12953,"taxableImprovement":32947,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":90900,"taxable":45900,"land":12953,"improvement":77947,"taxableLand":12953,"taxableImprovement":32947,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":90900,"taxable":45900,"land":12953,"improvement":77947,"taxableLand":12953,"taxableImprovement":32947,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":353600,"taxable":273600,"land":70700,"improvement":282900,"taxableLand":70700,"taxableImprovement":202900,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":353600,"taxable":353600,"land":70700,"improvement":282900,"taxableLand":70700,"taxableImprovement":282900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":353600,"taxable":353600,"land":70720,"improvement":282880,"taxableLand":70720,"taxableImprovement":282880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":353600,"taxable":353600,"land":70720,"improvement":282880,"taxableLand":70720,"taxableImprovement":282880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":319200,"taxable":219200,"land":63840,"improvement":255360,"taxableLand":63840,"taxableImprovement":155360,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4950,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"497292","date":"2013-09-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-01","scope":"REMOVE BRICK WALL. INSTALL NEW BRICK WALL ON THE EXISTING FOUNDATION"},{"number":"617186","date":"2015-09-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-09-21","scope":"USE CHANGE TO SIX (6) FAMILY DWELLING TO COMPLY WITH CASE #482679"},{"number":"736025","date":"2017-04-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR A CHANGE IN OCCUPANCY CLASSIFICATION TO CREATE SIX (6) DWELLING UNITS IN AN EXISTING STRUCTURE. WORK TO INCLUDE INTERIOR NON-BEARING PARTITIONS, MILLWORK, AND FINISHES. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"788024","date":"2017-05-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"TO AMEND PERMIT #736025 TO CORRECT THE TOTAL NUMBER OF DWELLING UNITS FROM SIX (6) TO THREE (3) AS SHOWN IN APPROVED PLANS."},{"number":"788743","date":"2017-12-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL 300AMP SERVICE AND 4 GANG METER SOCKET, INSTALL 1-100AMP MAIN HOUSE PANEL AND 3 OUTLETS AND GROUNDING AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"840266","date":"2017-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"REPLACE WASTE LINES ONLY TO 6 WATER CLOSETS, 6 LAVY SINKS, 6 TUBS, 3 KITCHEN SINKS, 2 STACKS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"853571","date":"2018-02-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"3 MINI SPLIT SYSTEMS-CONDENSERS AT GROUND LEVEL 1 1/2 TONEZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"850380","date":"2018-06-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-09","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R AS PER APPROVED PLANS AND CALCULATIONS."},{"number":"945358","date":"2019-04-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"REPLACE FIRE ALARM SYSTEM AS PER NFPA 72, INSTALL 200AMP SERVICE & REWIRE AS PER 2008 NEC (NORTH DIST)"},{"number":"981640","date":"2019-07-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-05","scope":"FOR A CHANGE IN OCCUPANCY CLASSIFICATION TO CREATE SIX (6) DWELLING UNITS IN AN EXISTING STRUCTURE. WORK TO INCLUDE INTERIOR NON-BEARING PARTITIONS, MILLWORK, AND FINISHES. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. WORK PREVIOUSLY COMPLETED AND INSPECTED UNDER EXPIRED PERMIT 736025. NO CONTRACTOR REQUIRED."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed ×4"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"610483","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"AL BLACKSON","legalName":"AL BLACKSON","address":"1845 N 22ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-11-15","latestIssueDate":"2015-05-22","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"839443","type":"Rental","status":"Active","businessName":"AL BLACKSON","legalName":"AL BLACKSON ","address":"1845 N 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-03-09","latestIssueDate":"2026-04-14","expirationDate":"2027-03-08","inactiveDate":null}],"licenseActivity":[{"number":"839443","type":"Rental","businessName":"AL BLACKSON","legalName":"AL BLACKSON ","issuedDate":"2020-03-09","latestIssueDate":"2026-04-14","closureDate":null,"expirationDate":"2027-03-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"610483","type":"Vacant Residential Property / Lot","businessName":"AL BLACKSON","legalName":"AL BLACKSON","issuedDate":"2013-11-15","latestIssueDate":"2015-05-22","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 289% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $90,900 to $353,600","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25604: CLOSED · Granted with conditions; related permit 617186. Use permit #617186: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 736025 (EXPIRED), 788024 (EXPIRED), 788743 (ABANDONED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 17, 2019.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #610483: Closed since Apr 29, 2016","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}